政府公共住宅與民間公寓大廈之物業管理模式個案研究

Investigation of Property Management Mode of Public and Private Condominium in Cases

公共住宅的建置是為提供都市地區特定族群，年輕人或無自有住宅的市民，短期居住的需求，而臺北市政府目前興建的公共住宅，整體管理財務入不敷出，無法永續經營。因應未來50,000戶規劃開發中的公共住宅，臺北市政府勢必全面性的檢討現行的管理模式。本研究目的係將公寓大廈物業管理模式進行分類，進行各類物業管理模式之個案研究。透過文獻回顧法、個案研究法及個別訪談法進行資料的收集，歸納並探討各類物業管理模式之優劣性，以提出公共住宅物業管理模式之改善建議。本研究共進行四類個案調查，分別為個案A、個案B、個案C及個案D。不同住宅個案皆有其相對的物業管理模式，有「全權委託」、「分項委託」、「委託統籌」及「自行僱用」等四種管理模式。社區依基本需要聘僱現場服務人員，並將機電項目分項委外執行，將可有助於降低其人事成本。本研究認為未來地方政府的公共住宅，其物業管理模式應精簡化編制所需的服務人員並雇用專業的不動產經理；推動社區營造、增進承租戶的租賃服務並統籌管理所有公宅之物業管理事務。

Public rental housing is a short-term period dwelling units for specific identities, Taipei City Government eagers to change the old stereotype of public housing by constructing a new public housing. However, there are 50,000 dwelling units under development, and as-built public housing has facing its financial deficit. Thus, the aim of this study is to define different types of property management mode and to investigate the issues of different types of condominium. The literature review, case study and personnel interview methods are adopted in this study. Hence, comparative assessment of public housing and other condominium housing management modes have been conducted. In-depth exploration of types of difficulties which affecting the implementation of management are extracted. It will act as conceptual suggestions for future property management mode of public housing. Four different types of property management mode are fully outsourcing, partially outsourcing, outsourcing to assist and personal hiring. From the outstanding features of property management mode, it concludes that hiring service personnel of what is needed is essential. Thus city government should outsource the housing services in economic scale, and hire a property manager to enhance the management works and to reduce the operating cost.